Loading...
HomeMy WebLinkAboutZ-4585 Staff AnalysisDecember 17, 1985 Item No. 22 - Z-4585 Owner: Charles A. Johnson, Jr. Applicant: Same Location: 624 East 21st Request: Rezone from "R-4" to "C-3" Purpose: Office and Commercial Size: 0.17 acres Existing Use: Single Family SURROUNDING LAND USE AND ZONING: North - Single Family, Zoned "R-4" South - Church, Zoned "R-4" East - Single Family, Zoned "0-3" West - Single Family, Zoned "R-4" PLANNING CONSIDERATIONS: 1. The request is to rezone the lot to "C-3" for a small real estate office and either a beauty salon or day-care center. The property is located at the northwest corner of Bragg and East 21st, one block west of I-30. The neighborhood is zoned primarily "R-4" with "0-3" across Bragg and "C-3" further to the east and to west along East 21st. The uses include residential and nonresidential with a large public facility, a job training center east of the property in question. North and south of East 21st, the residential character of the neighborhood appears to be very stable with almost no encroachment of nonresidential zoning. Along East 21st, there isa mix of both land use and zoning with a 1=1/2 block "C-3" strip to the west that was established years ago through a plan. The goal of the plan was to concentrate the commercial zoning at one location and create a neighborhood center. That pattern has not been disrupted with the exception of "0-3" and "C-3" to the east between Bragg and Vance Streets. 2. The site is a typical residential lot with a single structure on it. December 17, 1985 Item No. 22 - Continued 3. There are no right-of-way requirements or Master Street Plan issues associated with this request. 4. There have been no adverse comments received from the reviewing agencies as of this writing. 5. There are no legal issues. 6. Staff has received some calls in opposition to the rezoning. There is no documented history on the site. 7. The need for additional commercial zoning in the neighborhood is not present because of the underutilized commercial area to the west where some buildings are vacant, and the 1-1/2 block strip is a more appropriate location for commercial uses. Because of the existing "C-3" area and the potential for adverse impacts on the neighborhood, staff does not support the rezoning request. In certain neighborhoods such as this one, commercial uses and zoning should be restricted to specific areas. and not be allowed to be established at locations based solely on rezoning applications. Staff feels that a "C-3" rezoning is inappropriate for this corner but recognizes the site has probably been affected by its location and has some nonresidential possibilities. Because of the uses mentioned by the applicant, staff suggests that an "O-1" rezoning is more desirable for the property. "O-1" would allow the applicant to use the site for the proposed uses and also have less of an impact on the neighborhood. The Zoning Ordinance states that "the area standards provided in the "0-1" District anticipates that office uses will be located in established areas of the City and in close proximity to apartments and other residential uses.' Based on this, an "O-1" rezoning appears to be compatible with the surrounding neighborhood. STAFF RECOMMENDATOIN: Staff recommends approval of an "0-1" rezoning and not "C-3" as requested. December 17, 1985 Item No. 22 - Continued PLANNING COMMISSION ACTION: The applicant, Charles Johnson, was present. There were 6 to 7 objectors in attendance. Mr. Johnson addressed the Commission. He indicated that he wanted a "C-3" zoning because there were more options available -and thought it was a reasonable location for a nonresidential rezoning and use. Barbara Phillips then spoke in opposition to the request. She read a petition which was presented to the Planning Commission and contained approximately 67 signatures.. Ms. Phillips said that rezoning would create parking problems for Bragg Street and it would impact residential properties in the neighborhood. She went on to say that the area was a good stable single family neighborhood. Truman Mitchell indicated his opposition to any rezoning proposal. He said that there were too many problems with the location and it should be maintained as a residential property. Mr. Johnson then spoke again. He said that some of the immediate neighbors had no problems with the rezoning and agreed to amending the request to "O-1" as recommended by staff. Sandy Rogers opposed the rezoning and made some comments about children in the area. She also said parking was already a problem. Mr. Johnson said that the property could accommodate the parking. There were some additional comments made about the various issues. The Commission then voted on the "O-1" request as amended. The vote: 0 ayes, 9 noes and 2 absent. The rezoning was denied. Z-4585 Owner: Applicant: Location: Request: Purpose: Size: Charles A. Johnson, Jr. Same 624 East 21st Rezone from "R-4" to "C-3" Office and Commercial 0.17 acres Existing Use: Single Family SURROUNDING LAND USE AND ZONING: North - Single Family, Zoned "R-4" South - Church, Zoned "R-4" East - Single Family, Zoned "0-3" West - Single Family, Zoned "R-4" PLANNING CONSIDERATIONS: 1. The request is to rezone the lot to "C-3" for a small real estate office and either a beauty salon or day-care center. The property is located at the northwest corner of Bragg and East 21st, one block west of I-30. The neighborhood is zoned primarily "R-4" with "0-3" across Bragg and "C-3" further to the east and to west along East 21st. The uses include residential and nonresidential with a large public facility, a job training center east of the property in question. North and south of East 21st, the residential character of the neighborhood appears to be very stable with almost no encroachment of nonresidential zoning. Along East 21st, there is a mix of both land use and zoning with a 1-1/2 block "C-3" strip to the west that was established years ago through a plan. The goal of the plan was to concentrate the commercial zoning at one location and create a neighborhood center. That pattern has not been disrupted with the exception of "0-3" and "C-3" to the east between Bragg and Vance Streets. 2. The site is a typical residential lot with a single structure on it. Z-4585 - Continued 3. There are no right-of-way requirements or Master Street Plan issues associated with this request. 4. There have been no adverse comments received from the reviewing agencies as of this writing. 5. There are no legal issues. 6. Staff has received some calls in opposition to the rezoning. There is no documented history on the site. 7. The need for additional commercial zoning in the neighborhood is not present because of the underutilized commercial area to the west where some buildings are vacant, and the 1-1/2 block strip is a more appropriate location for commercial uses. Because of the existing "C-3" area and the potential for adverse impacts on the neighborhood, staff does not support the rezoning request. In certain neighborhoods such as this one, commercial uses and zoning should be restricted to specific areas and not be allowed to be established at locations based solely on rezoning applications. Staff feels that a "C-3" rezoning is inappropriate for this corner but recognizes the site has probably been affected by its location and has some nonresidential possibilities. Because of the uses mentioned by the applicant, staff suggests that an "0-1" rezoning is more desirable for the property. "0-1" would allow the applicant to use the site for the proposed uses and also have less of an impact on the neighborhood. The Zoning Ordinance states that "the area standards provided in the "0-1" District anticipates that office uses will be located in established areas of the City and in close proximity to apartments and other residential uses.' Based on this, an "0-1" rezoning appears to be compatible with the surrounding neighborhood. STAFF RECOMMENDATOIN: Staff recommends approval of an 110-1" rezoning and not "C-3" as requested.